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Citadel Propcon - Corner Space: April 2017, Vol 13

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We’re back with the latest edition of Corner Space. Volume 13 of our newsletter highlights how automation of the IT and ITES industry is impacting the commercial real estate market in India, what makes Yelahanka Bengaluru’s new commercial hotspot, and much more.

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Citadel Propcon - Corner Space: April 2017, Vol 13

  1. 1. March 2017, Vol 13 CORNER SPACE Office space net absorption drops by 27% in Q1 2017. Occupants from IT sector dominated the office space leasing in 2016 across India with over 51% of total deals concluded by them. A survey suggests, the net absorption in 2018 is likely to be much lower as compared to 2017 and 2016. “ ” Read More The nuances of commercial real estate investment and what makes it so attractive to investors The Indian economy is currently one of the fastest growing economies globally recording GDP growth rates of 7.9% in 2015-16 and approximately 7.1% in 2016-17. The robust economy and the resulting increase in income levels has led to a spurt of growth in the commercial real estate sector. Read More Discover Yelahanka - Bengaluru's new commercial hotspot Yelahanka was once a quaint suburb in North Bengaluru populated mainly by silk weavers for more than two centuries. Today, this locality is an upcoming commercial real estate hub with global corporates as well as leading domestic companies setting shop in the locality. Read More Runway to retail - The effect of fast fashion stores on the demand for retail space in India Traditionally, Indians limited their extravagant shopping sprees to festival times or during mammoth life events such as marriage, etc. Thus, an average Indian shopped at retail outlets say about twice or thrice a year. However, the entry of internationally renowned fashion brands such as Zara, H&M, Forever 21 and Mango into India coupled with the rising income levels and increased consumerism has led to a new era of retail. Read More Automation of the IT and ITES industry and its impact on the commercial real estate market in India The Indian IT and ITES industry is worth approximately $160 billion and is among the country’s biggest employment generators. Not only does this sector contribute greatly to our GDP but also accounts for a large chunk of our exports. However, with the rapid adoption of automation in this sector, employment levels are surely in for a shock. Institutional investments in India office properties to rise four-fold in 2017 to $3.5 billion.
  2. 2. CORNER SPACE The nuances of commercial real estate investment and what makes it so attractive to investors The Indian economy is currently one of the fastest growing economies globally recording GDP growth rates of 7.9% in 2015-16 and approximately 7.1% in 2016-17. The robust economy and the resulting increase in income levels has led to a spurt of growth in the commercial real estate sector. The government policies are further providing a great impetus. As a result, the commercial real estate sector has gained much interest from Indians as well as global investors and developers. Whether it is international corporates from North America and Europe or investors and builders from the APAC and Middle East regions, everyone wants a piece of the pie when it comes to Indian commercial real estate. This is primarily due to the relatively high returns and the stability it offers. Multiple Grade A commercial properties are coming up in Indian metros as well as tier one and two cities. These are preferred by investors as they come equipped with quality features, high-value tenants, reasonable lease tenures, and high appreciation rates. Hence, properties with these characteristics are witnessing a strong demand. They significantly outperform the market, commanding a substantial valuation premium. Government reforms provide a push to the commercial real estate sector The slow but steady drop of interest rates are working wonders for the Indian commercial real estate sector. The repo rate recently dropped to 6.25%, which is the lowest in the past five years. This step by the RBI has a dual benefit – it keeps the inflation rates low while still powering economic growth. A further drop in the medium-term interest rates is expected which is expected to fuel business growth across sectors. The recent policy reforms by the government will help to improve the sentiments in the real estate sector. Reforms in FDI policy and relaxation of norms in Real Estate Investment Trusts (REITs) will further benefit the commercial realty sector. The entry of new firms into India as a result of the FDI across sectors will directly benefit the real estate market due to increased demand for office, retail, logistics, and warehousing spaces. March 2017, Vol 13
  3. 3. CORNER SPACE A positive outlook In the near future, the commercial real estate industry will witness a lot of consolidation in the short to medium term with mergers, acquisitions, and takeovers becoming more common. As the real estate assets available for acquisitions are limited, investment flows will naturally get directed to development and construction activities. In combination with the global outlook that the country is rapidly adopting, India will soon be home to several world-class commercial real estate developments. March 2017, Vol 13
  4. 4. Discover Yelahanka - Bengaluru's new commercial hotspot Yelahanka was once a quaint suburb in North Bengaluru populated mainly by silk weavers for more than two centuries. Today, this locality is an upcoming commercial real estate hub with global corporates as well as leading domestic companies setting shop in the locality. With the SEZ and several mixed-use properties slated for completion next year, Yelahanka’s demand as a commercial real estate destination will only grow further, making it a great investment at present. Here are four features that make Yelahanka a commercial real estate hotspot to watch out for: Proximity to the Kempegowda International Airport The development of Kempegowda International Airport has brought Yelahanka to the front of commercial real estate development in Bengaluru. The National Highway 7 that connects Yelahanka to the airport is now a sought-after destination for offices and mixed-use developments. From corporates to hospitality businesses, everyone wants to capitalize on the airport proximity that only this area offers. National highway and rail connectivity Yelahanka is linked with central Bengaluru through a network of excellent roads and a six-lane highway. It is the same highway that connects Yelahanka to the airport. Furthermore, public transport by both the Bangalore Metropolitan Transport Corporation as well as the Karnataka State Road Transport Corporation serve Yelahanka through a vast network of buses. Additionally, Yelahanka has a junction railway station that caters to all routes on the South-Western Railway Zone. The station lies on the train line connecting Bengaluru with North, West and Central India thereby connecting Yelahanka to all major cities in the country. Development of SEZ Hinduja Ecopolis and RMZ Galleria are two developments in Yelahanka. The Ecopolis is spread over forty acres of land with a development potential of 8 million square feet and comprises IT/ITES SEZ office space, 5-star hotel, retail mall and serviced apartments. Furthermore, Embassy Group, a leading commercial real estate developer is also laying out the plans for developing a twenty-five-acre IT Park in Yelahanka. These projects offer great investment opportunities for investors and occupiers to have their footprint in this dynamic commercial real estate location. CORNER SPACEMarch 2017, Vol 13 CORNER SPACEMarch 2017, Vol 13
  5. 5. CORNER SPACE City’s finest social infrastructure Yelahanka boasts of some of Bengaluru’s finest schools. Branches of several international schools have come up largely because of its proximity to the international airport. Among the popular schools that have opened their branches here are Ryan International, NITTE International, Mallya Aditi International, and Canadian International. Yelahanka also has leading hospitals and hotels in close proximity. Historically as well Yelahanka has been a cosmopolitan suburb due the establishment of the Railways Wheel and Axle plant, Federal – Mogul Goetze plant. From a defense services perspective, Yelahanka houses the BSF training facility, CRPF training facility along with the Indian Air Force station which hosts the bi-annual India Aero Show, one of the largest aviation events in South East Asia. Owing to all the aforementioned features, Yelahanka has now positioned itself as one of the leading commercial real estate locations to invest in, attracting builders, investors and occupiers from all over the world. Global tech giant Apple too has leased 40000 square feet of office space in Yelahanka. On the whole, Yelahanka is on an impressive growth trajectory and will offer great land appreciation in the coming years. March 2017, Vol 13
  6. 6. CORNER SPACE Automation of the IT and ITES industry and its impact on the commercial real estate market in India The Indian IT and ITES industry is worth approximately $160 billion and is among the country’s biggest employment generators. Not only does this sector contribute greatly to our GDP but also accounts for a large chunk of our exports. However, with the rapid adoption of automation in this sector, employment levels are surely in for a shock. According to a US-based research firm, India's IT services industry will lose 6.4 lakh 'low-skilled' jobs to automation in the next five years. Furthermore, the firm claims that jobs that will be lost are mostly bottom of the pyramid positions comprising freshers and employees with up to three years of work experience, though mid-level employees are also at a risk of becoming unemployable, unless they upgrade their skills. Disruptive technologies, such as mobility, analytics and cloud computing are creating new avenues of automation and growth across verticals for IT and ITES companies. Artificial Intelligence is also growing in popularity in the sector. Automation is soon going to be a mainstay in the IT and ITES sectors as it not only makes processes efficient abut also has a huge cost saving potential. A simple example of this is interactive voice response (IVR). An IVR system uses automation to provide the same output as a BPO unit employing five hundred professionals. All you need is a handful of technology professionals to ensure correct delivery of information through an IVR. This is a huge cost saver for an IT firm. How will this impact the commercial real estate sector? Split operations Increased automation will create a demand for split operations. By split operations, we mean that IT firms will locate core processes or client facing functions in the central business district (CBD) and relocate back-end automated operations and data centers to decentralized, suburban office locations to save costs through lower rents. By locating their businesses in fringe areas, IT firms can occupy lower-rent space compared to the CBD while still being close to clients. March 2017, Vol 13
  7. 7. CORNER SPACE Hi-tech infrastructure Automation requires extensive technology integration. This will prompt occupiers to scout for energy-efficient green buildings that come with a robust technology infrastructure. Some of the features that these occupiers will emphasize on include high-speed internet, seamless wireless connectivity, energy-efficient electricity systems and space for storing tech equipment. Design changes With lesser employees in the organization, the layout and space requirements of IT and ITES occupiers will change as well. The average size of offices could shrink as the employee size decreases or expand to include hardware storage spaces. Offices will no longer need aisles or cubicles to seat executives but fewer dedicated cabins and corner offices for the senior management. March 2017, Vol 13
  8. 8. CORNER SPACE Runway to retail - The effect of fast fashion stores on the demand for retail space in India Traditionally, Indians limited their extravagant shopping sprees to festival times or during mammoth life events such as marriage, etc. Thus, an average Indian shopped at retail outlets say about twice or thrice a year. However, the entry of internationally renowned fashion brands such as Zara, H&M, Forever 21 and Mango into India coupled with the rising income levels and increased consumerism has led to a new era of retail. It is categorized by next generation shoppers who demand nothing but the best of global fashion only a short cab ride away from their home. Satisfying today’s discerning customer The modern Indian shopper is looking for fashion that is straight off the runway and is willing to pay a moderate premium for the same. The well-travelled segment of consumers now want to inculcate global levels of excellence into every aspect of their life. From fine dining to fashion, they are using their rising disposable incomes to fuel their growing aspirations. The fast fashion stores simply make their quest for the finer things in life attainable. As a result, urban shoppers are stepping out to shop for fast fashion merchandise at least 10 to 12 times a year. In order to meet this huge demand of upwardly mobile shoppers, fast fashion stores need to open up more stores to capitalize on the growing market for their products. This is where the demand for quality retail spaces come into play. Spanish fast fashion retailer Zara first arrived in India in 2010 and now has 18 stores across the country. Similarly, Swedish brand H&M set foot in the country in 2015 and already has huge expansion plans to add stores in Mumbai, Delhi and Bengaluru. Location is key As these fast fashion brands aim to reach out to their target audience, store location is of utmost importance to enable brands to find the right customers, at the right place and at the right time. India still has limited quality retail developments, making the competition to acquire premium retail space intense. These fast fashion brands are competing with established domestic brands to attain quality retail space. March 2017, Vol 13
  9. 9. CORNER SPACE Developers are putting their money on developing shopping malls with these fast fashion brands as anchor stores that increase the overall footfalls in the mall. Also, as customers flock to the new malls only to visit the fast fashion brands, these stores are demanding the best store location in the mall. The outcome The growing consumer appetite for fast fashion has become a driving force in India’s retail scene. This brings with it great opportunities for the commercial real estate sector. With the 100% FDI in retail, many more international retailers are expected to set up shop in India to tap into the growing opportunities and potential of the Indian retail market. This will further amplify the growth of the commercial real estate sector. March 2017, Vol 13
  10. 10. About Citadel Propcon Pvt. Ltd. Citadel Propcon, with over a decade of experience and a pan-India presence, is a leader in real estate services. With our passion for property and creative solutions and an exuberant team, we put our best forward to exceed client expectations. We integrate the resources of real estate specialists for our clients ranging from major corporates to individual private investors, to accelerate their business goals. December 2016, Vol 10 CORNER SPACE For office space related enquiries, please contact: Corporate Headquarters Bangalore: Citadel Propcon Pvt Ltd. #1007, 'Sujaya' HAL 2nd stage, 13th main, 2nd cross, Indiranagar, Bengaluru - 560008, Karnataka, India. Tel : +91 80 4253 0099 Fax: +91 80 4253 0000 Pune: United-21 - The Grand, Baner Hills, Baner, Pune - 411 045 Maharashtra, India. Tel : +91 20 6725 1111 Fax: +91 80 6725 1111 *The information, references and quotes in this newsletter are collected from media reports and sources available on the public domain. www.citadelnetinc.com Smitha Chinnappa : smitha@citadelnetinc.com : +91 9845237760 Pragya Shetty : pragya@citadelnetinc.com : +91 9845391575

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